Union County, MS: Owner-Builder Allowed

Union County, Mississippi does not publish a clear building-permit process for unincorporated land, so confirm the requirement with county government before construction^1,2. County zoning for unincorporated land is also unconfirmed, though New Albany and Sherman run zoning inside their own limits^3,4,5. Septic is clearer: the Mississippi State Department of Health issues permits for new onsite wastewater systems at every address in Union County, city or not^6,7.

At a glance

Building permit: County requirement and process are not confirmed; ask Union County government before building^1,2
Zoning: County zoning for unincorporated land is not confirmed³
Septic permit: Required for a new onsite wastewater system through the Mississippi State Department of Health^6,7
RV living: Private-land occupancy rules are not confirmed; ask county government before relying on an RV as a residence^2,3
Tiny home: No confirmed county-specific occupancy or minimum-size standard³
Owner-builder: Building your own residence can be exempt from state residential-builder licensing, but not automatically from local permits^8,9
Conventional septic soils: No mapped county soil share is rated free of severe conventional drain-field limits¹⁰
State-highway driveway: A new driveway or alteration to an existing drive requires an MDOT permit¹¹

Who to call

Also useful

Union County Government

General county-government questions and routing when no building, zoning, floodplain, or driveway-permit office is published

662-534-1902

114 E Bankhead St., New Albany, MS 38652

Septic permits

Mississippi State Department of Health, Division of On-Site Wastewater

Onsite wastewater applications, site evaluations, system permits, and assistance for Union County in MSDH's North Region

1-855-220-0192

wastewater@msdh.ms.gov

570 East Woodrow Wilson Drive, Jackson, MS 39216

Online permits →

One more officeSeptic permits

Septic permits

Union County Health Department

Local county health-department contact for inspection scheduling and health-department services

662-534-1926

252 Carter Avenue, New Albany, MS 38652

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Do you need a building permit in Union County, Mississippi?

Union County's building-permit requirement for unincorporated land is not confirmed, and the county publishes no building office or application process.

Union County's building-permit requirement for unincorporated land is not confirmed, and the county publishes no building office or application process¹. Mississippi's statewide framework says counties and municipalities had to enact uniform building codes unless they opted out before the state deadline, but the source does not say whether Union County opted out or which code edition it uses, so that statewide rule does not establish Union County's current code or permit procedure¹². Call Union County Government at 662-534-1902 before site work or construction and ask which office accepts a permit application for the parcel². An owner who builds or improves the owner's own residence can qualify for an exemption from Mississippi residential-builder licensing, but that licensing exemption does not establish an exemption from a county permit or inspection⁸. Mississippi law presumes an intent to build for sale, lease or rent when one owner-builder makes more than one permit application for a single residence, or builds more than one single residence, within a one-year period⁹.

Who handles building permits in Union County, Mississippi?

Union County does not identify a building department, code office, inspection office, or online building-permit portal in the confirmed county information.

Union County does not identify a building department, code office, inspection office, or online building-permit portal in the confirmed county information¹. The practical starting point is Union County Government at 114 E Bankhead St., New Albany, MS 38652, by phone at 662-534-1902². Ask the county to identify the office responsible for the parcel's building permit, inspections, certificate of occupancy, floodplain review, and county-road entrance before paying for plans. Mississippi notes that local permit requirements vary by location and that city or county offices may issue building and zoning permits for business-related construction and land development¹³. A parcel inside New Albany or another municipality may follow municipal requirements rather than any process for unincorporated Union County, and inside New Albany the city building inspector also handles zoning questions, variances, subdivisions and setbacks⁴, so give the office the parcel number and street location when asking¹³.

Does Union County, Mississippi have zoning?

We could not confirm whether Union County applies zoning to unincorporated land, because no official county zoning ordinance, map, district list, or planning page was identified.

We could not confirm whether Union County applies zoning to unincorporated land, because no official county zoning ordinance, map, district list, or planning page was identified³. That gap means a buyer should not describe rural land as unrestricted or assume there are no setbacks, minimum lot sizes, height limits, or use restrictions³. Ask Union County Government which jurisdiction controls the parcel and request the applicable ordinance or a written zoning determination². County zoning and municipal zoning are different questions, and Mississippi's general permit guidance says requirements vary by location¹³. The county also has no confirmed published standards for agricultural buildings, subdivisions, manufactured homes, accessory dwellings, or minimum home size³. Confirm each planned use with the responsible county or municipal office before closing on land². Inside the City of New Albany, the building inspector handles zoning questions, variance applications, subdivision of property and setbacks⁴. The Town of Sherman has its own zoning ordinance with an appeals process⁵. Septic permits stay with the Mississippi State Department of Health inside both places⁶.

How do septic permits work in Union County, Mississippi?

A new onsite wastewater system in Union County requires an application and a permit from the Mississippi State Department of Health's Division of On-Site Wastewater.

A new onsite wastewater system in Union County requires an application and a permit from the Mississippi State Department of Health's Division of On-Site Wastewater^6,7. Union County is in the program's North Region, and the statewide wastewater call center is 1-855-220-0192⁶. MSDH requires the application, supporting documents, applicable fees, and installation from the permit it issues⁷. The state provides design and inspection assistance, while the appropriate county health department schedules local inspections^6,14. Union County Health Department is at 252 Carter Avenue in New Albany and can be reached at 662-534-1926¹⁵. No mapped share of Union County soils is rated free of severe limitations for a conventional septic drain field, so make the site evaluation an early contingency rather than assuming a standard field will work¹⁰. The state does not require a septic inspection solely for a real-estate sale, although MSDH recommends one⁷.

Can you live in an RV or tiny home in Union County, Mississippi?

We could not confirm a Union County rule that allows or prohibits living in an RV or tiny home on private land.

We could not confirm a Union County rule that allows or prohibits living in an RV or tiny home on private land³. We also could not confirm county standards for temporary camping, manufactured homes, accessory dwellings, minimum dwelling size, setbacks, or minimum lot size³. Do not use Mississippi campground rules as the answer for a private parcel: the available state claim governs campgrounds under the Pearl River Valley Water Supply District, not private land in Union County¹⁶. Before buying, ask Union County Government who controls land use at the parcel and whether an RV may be occupied during construction or as a long-term residence². Also settle wastewater first, because a residential application is required for a new onsite wastewater system and MSDH issues the system permit⁷. A tiny house still needs a lawful wastewater arrangement when it generates domestic sewage⁷.

How do you build a home in Union County, Mississippi?

Give Union County Government the parcel location and ask which office controls building permits, zoning, floodplain review, inspections, and county-road access.

Give Union County Government the parcel location and ask which office controls building permits, zoning, floodplain review, inspections, and county-road access².

Confirm the applicable local process before ordering final plans, because Union County's building-permit and zoning requirements are not published clearly^1,3.

Apply to the Mississippi State Department of Health for the onsite wastewater permit and submit the required documents and fees before installation^6,7.

Resolve the water source; a Mississippi groundwater-withdrawal permit is required for a well with a surface casing diameter of 6 inches or greater, subject to exclusions¹⁷.

If the driveway connects to a state highway, obtain the required MDOT permit for the new drive or alteration¹¹.

Complete every inspection required by the permitting authorities identified for the parcel before occupancy^1,14.

What should you check before buying land in Union County?

Put septic suitability at the top of the due-diligence list because no mapped share of Union County soils is rated free of severe conventional drain-field limitations.

Put septic suitability at the top of the due-diligence list because no mapped share of Union County soils is rated free of severe conventional drain-field limitations¹⁰. The county receives about 57.9 inches of precipitation annually, and about 68.1% of its land has a slope of 15% or less, so inspect actual drainage and buildable area rather than judging only from acreage¹⁰. Confirm legal access and ask the county about a county-road entrance; a driveway onto a state highway requires an MDOT permit^2,11. Verify whether public sewer is available, because Mississippi generally requires connection when centralized wastewater becomes available¹⁴. Ask the county which office handles floodplain development because the available state floodplain claim applies only to state-owned property, not an ordinary private parcel^2,18. For budgeting context, the median property-tax bill is about $917 a year at an effective rate near 0.6%¹⁰.

Watch-outs

Union County's building-permit process, inspection schedule, and certificate-of-occupancy requirement remain unconfirmed, so get the responsible office and required approvals from county government before construction^1,2.
Union County's zoning status and private-land RV, tiny-home, setback, and minimum-size rules remain unconfirmed; ask for the rule that applies to the specific parcel^2,3.
No mapped share of Union County soils is rated free of severe limits for a conventional septic drain field, so obtain the MSDH site evaluation before treating a parcel as buildable^7,10.

Sources

18 official pages, each quoted and re-checked · written October 10, 2026

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Off-grid gear

Going off-grid in Union County means bringing your own water and power. The kit we’d start with:

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Compared with neighboring counties

Rule	Union County	Pontotoc County	Benton County	Lee County	Tippah County	Lafayette County	Prentiss County
Building permit	Not published	Not published	Not published	Not published	Not published	Limited	Not published
County zoning	Not published	Not published	Yes	Not published	Not published	Yes	Not published
Septic permits	MS State Dept. of Health	MS State Dept. of Health	MS State Dept. of Health	MSDH	MS State Dept. of Health	MS State Dept. of Health	MS State Dept. of Health

Answers from the rulebook for Union County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Mississippi rules that apply here

Building permitRequired
Commercial places of Public Assembly subject to the Mississippi Fire Prevention Code.
- Permit/compliance inspections are required for buildings defined in Miss. Code § 45-11-101(a-f), pursuant to Miss. Code § 45-11-105(2).
- The code applies to buildings used for public assembly except where a county or municipality has adopted a fire-prevention code with standards not less stringent than the Mississippi Fire Prevention Code; the local provisions and enforcement mechanism apply instead.
- Permit fees are not less than $400 and include, but are not limited to, each on-site inspection, attorney fees, architect or engineer plan-review fees, and other fees and reasonable and necessary travel expenses.
- The regulation supersedes prior versions of Mississippi Administrative Code Title 19, Part 7, Chapter 7, and became effective January 1, 2025.
permit fee: >= 400 USD (Includes but is not limited to each on-site inspection, attorney fees, architect or engineer plan-review fees, other fees, and reasonable and necessary travel expenses.)
“Permits are required for commercial places of Public Assembly as follows: A. Permit/Compliance inspections are required for all buildings defined in Miss. Code § 45-11-101(a-f) pursuant to Miss. Code § 45-11-105(2).”
Mississippi Administrative Code, Title 19, Part 7, Chapter 7: Mississippi Fire Prevention Code ↗Re-checked Nov 4, 2026
Owner-builder exemptionAvailable
A person undertaking construction or improvement on the person's own residence or acting as the person's own general contractor, subject to the statutory limitations and exceptions.
- The exemption applies to the residential-builder licensing chapter.
- A person covered by subsection (1)(b) or (c) may not make more than one application for a permit to construct a single residence or construct more than one single residence within a one-year period.
- More than one permit application or more than one single residence within one year creates a rebuttable presumption of intent to construct for sale, lease, rent, or a similar purpose.
- The cited statute also lists additional exemptions for agricultural buildings, related persons, owner-supervised property, licensed contractors, nonresident contractors, and certain construction in jurisdictions without building permits.
maximum permit applications for one single residence: 1 application per one-year period (A rebuttable presumption applies if more than one application is made.) · maximum single residences constructed: 1 residence per one-year period (A rebuttable presumption applies if more than one residence is constructed.)
“(b) Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor”
Residential Laws and Rules Revised 2022 ↗Re-checked Oct 7, 2026
One more reviewed finding on this topic
- Available (with conditions) — A person undertaking construction or improvement on the person's own residence or acting as the person's own general contractor for construction or improvement on that residence, for purposes of Mississippi residential builder and remodeler licensing requirements.
  “(1) This chapter shall not apply to: [...] (b) Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor in the performance of construction or improvement on his own residence;”
  Mississippi Senate Journal, March 9, 2022 ↗Re-checked Sep 11, 2026
Building code adoptedPartial
The Mississippi Fire Prevention Code and State Fire Marshal enforcement for state-owned or state-agency buildings, public-assembly buildings, and buildings at least 75 feet high, subject to local fire-prevention-code exceptions stated in the statute.
- The State Fire Marshal's Office adopted the 2024 editions of the International Fire Code and International Building Code effective July 1, 2024.
- The Mississippi Fire Prevention Code applies to all buildings owned by the State or State Agencies.
- It applies to all buildings utilized for public assembly except in a county or municipality that has adopted a fire-prevention code with standards not less stringent than the Mississippi Fire Prevention Code.
- It applies to buildings whose construction permits were issued after the statutory effective date and that are not less than 75 feet in height, unless the county or municipality has adopted a fire-prevention code with standards not less stringent than the Mississippi Fire Prevention Code.
International Fire Code edition: 2024 edition · International Building Code edition: 2024 edition · effective date: 2024-07-01 · height threshold: >= 75 feet (Local fire-prevention code exception applies where stated.)
“AS OF JULY 1, 2024, THE STATE OF MISSISSIPPI – OFFICE OF THE STATE FIRE MARSHAL HAS ADOPTED THE 2024 ADDITION”
Fire Code Enforcement ↗Re-checked Oct 1, 2026
3 more reviewed findings on this topic
- Adopted (with conditions) — Mississippi counties and municipalities, including the state framework applicable to Union County.
  “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
  Mississippi Uniform Building Codes ↗Re-checked Oct 4, 2026
- Partial — Mississippi counties and municipalities subject to the statewide uniform-building-code framework.
  “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014. Please complete the following information regarding your county or municipality’s building code policies.”
  Mississippi Uniform Building Codes ↗Re-checked Sep 11, 2026
- Partial — Mississippi counties and municipalities, including residential building-code adoption subject to the statewide uniform-building-code framework.
  “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
  Mississippi Uniform Building Codes ↗Re-checked Oct 1, 2026
InspectionsLimited
Pediatric skilled nursing facilities regulated by the Mississippi State Department of Health.
- Upon completion of construction, the Licensing Agency must inspect and approve the facility before occupancy.
- The state and county health departments may access the job site during regular business hours and conduct construction progress inspections as deemed necessary by the agency.
“Upon completion of construction, an inspection shall be made by the Licensing Agency and approval given prior to occupying the building or any part thereof. The state and county health departments shall have access to the job site during regular business hours and shall conduct construction progress inspections as deemed necessary by the agency.”
Mississippi Administrative Code, facility construction and occupancy rules ↗Re-checked Sep 11, 2026
Certificate of occupancyLimited
Pediatric skilled nursing facilities regulated by the Mississippi State Department of Health at final inspection and close-out.
- At final inspection, the State Agency must receive a Certificate of Occupancy or statement of approval from the local building official permitting occupancy for the facility's intended use.
- If there is no local building authority, approval from the local fire authority having jurisdiction must be provided.
- If the facility is state-owned and subject to the State Bureau of Buildings, Grounds and Real Estate Management, approval of occupancy must be coordinated between the state agencies involved.
“A copy of the Certificate of Occupancy or statement of approval from the local building official permitting occupancy of the facility for its intended use. In the absence of a local building authority, approval of a local fire authority having jurisdiction shall be provided. If the facility is owned by the State of Mississippi and subject to the State Bureau of Buildings Grounds and Real Estate Management, approval of occupancy shall be coordinated between the state agencies involved;”
Mississippi Administrative Code, facility construction and occupancy rules ↗Re-checked Sep 11, 2026
SetbacksSpecified
Individual on-site wastewater disposal systems using aggregate disposal systems in Mississippi.
- The 50-foot measurement is the minimum distance from the water edge for all listed non-gravel soil textural classes and for slopes both less than and more than 8 percent.
- Gravel is marked "NOT APPLICABLE."
- The regulation states that these setbacks apply to all individual on-site wastewater disposal systems except spray-irrigation disposal and overland discharge.
- This is an on-site-wastewater setback, not a statewide zoning setback for the dwelling or other structures.
minimum distance from water edge: 50 feet (Aggregate systems in coarse sand, medium sand, fine sand, loamy sand, sandy loam, light loam, heavy loam, silt loam, sandy clay loam, light clay loam, heavy clay loam, light silty clay loam, heavy silty clay loam, sandy clay, silty clay, and clay; both slope categories shown in Table 1.)
“TABLE 1 - SETBACK REQUIREMENTS FROM SENSITIVE WATER (Aggregate Systems) Minimum Distance from the Water Edge [...] Coarse Sand 50 feet 50 feet”
Mississippi State Department of Health, Part 18, Division of On-Site Wastewater, Subpart 77: On-Site Wastewater Regulations ↗Re-checked Nov 4, 2026
Living in an RVLimited
RVs at a hunting camp where the camp uses the Mississippi Department of Health on-site wastewater application process.
- The camp is treated by MSDH as a residential application.
- Three or more trailers, cabins, or RVs on the property must be applied for as a commercial development.
- For a permanent water meter, state law requires a permanent sewage-disposal solution; it may be a sewer line or septic system. If public sewer is unavailable, the applicant must apply to MSDH for the required paperwork.
- Local jurisdictions have separate land ordinances; this claim does not establish a statewide land-use permission for RV occupancy.
trailers/cabins/RVs triggering commercial-development application: >= 3 units (On the hunting-camp property.)
“Yes. This is considered a residential application with us. If there will be three (3) or more trailers/cabins/RVs on the property, this will need to be applied for as a commercial development.”
WasteWater ↗Re-checked Nov 4, 2026
Tiny homesLimited
A tiny house or home intended for use as a residential dwelling that is within the State Fire Marshal's factory-built-home regulation.
- The defined tiny house or home ranges from 80 to less than 400 square feet and may or may not be constructed on a chassis with or without axles or wheels.
- If intended as a residential dwelling, it is treated as a modular home for design and construction requirements and must comply with the most current residential building code adopted by the Mississippi Building Codes Council.
- When designed for permanent installation at its final destination, it must be installed on an approved foundation complying with the manufacturer's installation guidelines concerning manufacturing-facility and retail-entity licensure and occupant-safety installation standards.
- The amended regulation superseded prior versions and became effective July 1, 2026.
- Counties and municipalities may regulate zoning, utility connections, foundations, and permits for modular homes; local land-use controls may therefore add requirements.
tiny-home floor area: 80 to less than 400 square feet (Definition in Rule 3.01.3(42).)
““Tiny House or Home”: Any closed structure, building assembly or systems of assemblies designed for use as a residential dwelling and ranging from 80 to less than 400 square feet in size, which may or may not be constructed on a chassis (with or without axels or wheels).”
Title 19, Part 7, Chapter 3: Rules and Regulations for the Uniform Standards Code for the Factory-Built Homes Law as Related to Modular Homes ↗Re-checked Nov 4, 2026
Manufactured homesLimited
Occupation of Factory-Built homes, including manufactured homes, sited anywhere in Mississippi and installed on or after July 1, 2009.
- The home must undergo inspection under the Mississippi Inspection Program before occupation.
- The inspection is conducted by an inspector assigned by the State Fire Marshal’s Office to verify compliance with the manufacturer’s published installation instructions and Mississippi Installation Standards.
- The retailer/developer and/or installer/transporter must submit a Property Locator/Certificate of Installation Form certifying compliant installation.
- For new or used residential homes involving a retailer, the form and required photographs must be submitted within three business days after installation and before porches, decks, or skirting are installed.
- For secondary sitings without a retailer, the installer/transporter must submit the form and required photographs within three business days after installation and before porches, decks, or skirting are installed.
- All necessary state-law or local-authority-having-jurisdiction permits must be obtained before installation.
- Inspection fees are paid by the installer/transporter, developer, or retailer, not the purchaser; failure to pay an invoice within 45 days is a regulatory violation.
- Factory-Built homes designated and properly certified not to be used for human habitation, such as hunting/fishing camps or storage, are excepted from the human-habitation installation requirements.
installation inspection applicability date: 2009-07-01 · current regulation effective date: 2026-07-01 · certificate submission deadline: <= 3 business days after installation (Must also be before installation of porches, decks, or skirting; secondary sitings without a retailer follow the installer/transporter rule.) · inspection scheduling window: 7 to 10 business days after receipt of Property Locator/Certificate of Installation (May be adjusted for Division resource and manpower shortages.) · inspection invoice payment deadline: <= 45 days from invoice date (Nonpayment is a violation and numerous unpaid invoices may delay or deny license issuance.)
“Beginning July 1, 2009, every Factory-Built home that is sited within the State of Mississippi shall be subject to inspection under the MS Inspection Program prior to occupation.”
MH-5 Uniform Standards Code for Factory-Built Homes Law ↗Re-checked Oct 5, 2026
Who permits septicState
Individual onsite wastewater systems, including systems in Union County.
- The Mississippi State Department of Health Division of On-Site Wastewater develops policy and regulations and provides technical assistance for designing and inspecting individual onsite wastewater systems.
- Union County is listed in MSDH's North Region.
“The On-site Wastewater program develops policy and regulations and provides technical assistance to regional environmentalists in designing and inspecting Individual On-site Wastewater Disposal Systems (IOWDS), recreational vehicle campgrounds/lodging parks, septage pumpers/haulers and individual water supplies. [...] Alcorn, Benton, Calhoun, Chickasaw, Choctaw, Clay, Coahoma, Desoto, Grenada, Itawamba, Lafayette, Lee, Lowndes, Marshall, Monroe, Noxubee, Oktibbeha, Panola, Pontotoc, Prentiss, Quitman, Tallahatchie, Tate, Tippah, Tishomingo, Tunica, Union, Webster, Winston, Yalobusha”
On-Site Wastewater ↗Re-checked Sep 26, 2026
One more reviewed finding on this topic
- Mixed — Statewide individual onsite wastewater disposal systems; the Mississippi State Department of Health establishes the rules and the appropriate county Department of Health performs local inspections.
  “Notify the Department at least 48 hours before beginning construction if acting as the Certified Installer of an Individual On-site Wastewater Disposal System and, at that time, schedule a time for inspection of the system with the appropriate county Department of Health.”
  Mississippi State Department of Health Current Regulations: On-site Wastewater ↗Re-checked Sep 11, 2026
Septic permitRequired
Design, construction, or installation of an individual on-site wastewater disposal system in Mississippi.
- MSDH approval is required except for the statutory exemption in Mississippi Code Section 41-67-6(7).
- For a two-acre-or-larger lot or tract, approval requirements are exempt only if all wastewater is contained on the lot or tract, no Mississippi or United States watercourse is impacted, and the installer submits a signed affidavit attesting to those conditions.
- An individual on-site wastewater disposal system is acceptable only where centralized treatment is unavailable or infeasible, existing area disposal systems function satisfactorily, site conditions are satisfactory for underground absorption, private-water-supply separation/protection requirements are met, and applicable water-quality requirements are met.
- Construction or installation designed by a certified professional evaluator or licensed professional engineer may not begin before Department authorization.
statutory approval-exemption lot size: >= 2 acres (All wastewater must be contained on the tract, no covered watercourse may be impacted, and an installer affidavit is required.) · private water supply separation from IOWDS: >= 50 feet (Private supply must be at a higher elevation or properly protected.) · private water supply separation from disposal field: >= 100 feet
“Approval of the design, construction or installation of an individual on-site wastewater disposal system by the department is required, except as otherwise provided in Section 41-67-6(7).”
Mississippi Individual On-site Wastewater Disposal System Law ↗Re-checked Nov 4, 2026
One more reviewed finding on this topic
- Required — New onsite wastewater systems serving residential or commercial property in Union County.
  “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  On-Site Wastewater ↗Re-checked Sep 26, 2026
Septic inspectionLimited
Installation of an individual on-site wastewater disposal system in Mississippi.
- For the ordinary Notice-of-Intent and Final-Approval process, the certified installer must contact MSDH 24 hours before construction to schedule an inspection.
- A two-acre exemption applicant receives a site evaluation and disposal-system recommendation, but MSDH does not inspect during installation.
- For the two-acre exemption, the Department reserves the right to inspect an installed system after it has been in use for more than 30 days.
- Final approval requires the installer affidavit; advanced treatment systems also require the property owner's maintenance affidavit.
advance notice before construction: >= 24 hours (Certified installer must contact the Department to schedule inspection.) · two-acre-exemption post-use inspection threshold: > 30 days (MSDH reserves the right to inspect systems on properties that filed a two-acre exemption.)
“The Department reserves the right to inspect installed systems after they have been in use for more than thirty (30) days on properties that have filed a two-acre exemption.”
Notice of Intent: New Individual On-site Wastewater Disposal System, Form 908 ↗Re-checked Nov 4, 2026
One more reviewed finding on this topic
- Limited — Inspection of individual onsite wastewater systems in Union County.
  “If you require a septic inspection or new septic system as part of your food application, this is the correct online application area. Please note that sewer connections (i.e. if you pay a sewer bill) do not require MSDH to inspect anything. [...] The State does not require the septic be inspected as part of a real estate transaction. However, this could be considered a liability if the system malfunctions after the transaction is completed. MSDH recommends this inspection every time to protect realtors and buyers from a worst-case scenario.”
  On-Site Wastewater ↗Re-checked Sep 26, 2026
Well permitLimited
Groundwater withdrawal permits for water wells in Mississippi.
- A groundwater withdrawal permit is required for water wells with surface casing diameters of 6 inches or greater.
- Some exclusions apply.
- A separate contractor licensing requirement generally applies, but a landowner may drill without a Water Well Contractor license for a single-family permanent residence or farm livestock use if applicable construction standards are followed.
- Wells with surface casing diameters below 6 inches may still be regulated by the Mississippi State Department of Health when part of a public water system.
surface casing diameter threshold: >= 6 inches (Some exclusions apply.)
“State law requires that you obtain a groundwater withdrawal permit for water wells with surface casing diameters 6-inches or greater in diameter. Some exclusions apply to this requirement.”
Guidelines for Securing the Services of a Water Well Driller ↗Re-checked Sep 11, 2026
Mandatory utility hookupConditional
Public water connections and connection to centralized wastewater treatment systems for residences, buildings, and facilities in Mississippi.
- A public water utility may not connect water service without prior written Department approval certifying that the sewage treatment and disposal plan complies with state law.
- Water utility connections may be made during construction only if the Department approved the sewage plan and the owner agreed to inspection and approval before use or occupancy.
- Where centralized wastewater treatment is constructed and becomes available, onsite systems must be abandoned and residences, buildings, or facilities connected to the centralized system.
- Temporary onsite systems may be used only under the stated 36-month centralized-treatment conditions.
centralized wastewater availability deadline: 36 months (The developer must sign a written agreement to connect when available and install internal sewage collection to the connection point.)
“Where a Centralized Wastewater Treatment System is available, all places shall have a properly constructed connection to the centralized wastewater treatment system which all human excreta and other liquid waste shall be disposed”
Mississippi State Department of Health Current Regulations: On-site Wastewater ↗Re-checked Sep 11, 2026
Agricultural exemptionAvailable
Applicability of Mississippi Code Title 73, Chapter 59 residential-builder and remodeler licensing requirements.
- The cited exemption applies to the Residential Builders and Remodelers chapter.
- It covers agricultural buildings, buildings used for agricultural purposes, buildings constructed as a community effort, and tenant houses.
- The source does not establish an exemption from independently applicable local permits, zoning, floodplain rules, or wastewater requirements.
“This chapter shall not apply to: (a) Agricultural buildings, buildings used for agricultural purposes, buildings constructed as a community effort, or tenant houses;”
Mississippi State Board of Contractors, Residential Builders Law ↗Re-checked Nov 4, 2026
Subdividing landRegulated (with conditions)
Mississippi State Department of Health review of subdivision land divisions for onsite-wastewater suitability; this does not establish that MSDH approves the general land-use plat or replaces county or municipal plat review.
- A subdivision is defined for this review as land divided into ten (10) or more lots, tracts, sites, or parcels for residential development.
- Local or county ordinances may reduce the ten-lot threshold.
- If public water will be used, the Bureau of Public Water Supply may require subdivision review regardless of lot count.
- Developments of 35 or more lots and additional phases by the same owner require a feasibility study; developments under 35 lots may be required to obtain one case-by-case.
- No lots may be sold or construction started before evaluation.
- The subdivision plan-review fee is $325 plus $6.50 per lot; online payment is subject to a processing fee and fees may change.
- The plan review is voided if the developer alters the plat without notifying MSDH; MSDH determines whether a new review is required.
- MSDH reviews lots for general suitability of onsite wastewater treatment and disposal for one residence per lot; septic, soil, wetland, water-supply, and other health requirements remain applicable.
residential subdivision threshold: >= 10 lots (Local ordinances may reduce the minimum below ten lots.) · feasibility-study threshold: >= 35 lots (Additional phases by the same owner also require a feasibility study; smaller developments may be required case-by-case.) · subdivision plan-review fee: 325 USD (Plus $6.50 per lot; online payment processing fee and possible additional costs may apply.)
“All lots are reviewed for general suitability of on-site wastewater treatment and disposal for a single residence per lot.”
Subdivision Plan Review ↗Re-checked Oct 5, 2026
Driveway accessRequired
Driveways and specified changes of use connecting to Mississippi state highways.
- A permit is required for new driveways.
- A permit is required for alterations to existing drives.
- A permit is required for a change of use causing a daily-trip increase of 10% or 100 daily trips, whichever is greater.
- A permit is required for property-use changes from non-commercial to commercial.
- If access is expected to exceed 100 peak-hour trips, a traffic-impact study must be submitted.
- If the permitted land use changes, the original permit is revoked and a new permit must be applied for.
- A denied permit may be appealed within 10 days after receipt of the denial notification.
daily trip increase threshold: 10 percent (or 100 daily trips, whichever is greater) · traffic impact study threshold: > 100 peak-hour trips · appeal deadline: 10 days (after receipt of denial notification)
“For State Highways a permit is required for: 1. New driveways; 2. Alterations to existing drives;”
Mississippi Access Management Guide ↗Re-checked Sep 11, 2026
Building in a floodplainRequired
Development or improvement activity on state-owned Mississippi property or buildings located in FEMA Special Flood Hazard Area zones A, AE, V, or VE.
- The requirement applies to state-owned property or buildings.
- For existing structures determined to involve less than a Substantial Improvement, no additional forms or approval are required after Step One.
- For new development or a Substantial Improvement, the applicant must complete the Step Two form, obtain a Control Code, provide all required attachments, and submit final elevation certification and complete drawings and specifications.
- Approval produces an initial approval letter and, after final requirements are approved, a final approval letter.
- If Step Two is not approved and the project cannot be brought into compliance, a denial letter is issued.
covered FEMA zones: A, AE, V, VE · substantial improvement threshold: less than a Substantial Improvement (no additional forms or approval required for the development project)
“A development or improvement activity to state-owned property or building, [...] must complete a Floodplain Management Permit Application.”
Mississippi Administrative Code — State Property Floodplain Regulations ↗Re-checked Sep 11, 2026
Permit feesPublished (with conditions)
Mississippi Department of Transportation over-dimensional and related permits statewide.
- The published schedule applies to MDOT permit types, not a general statewide building-permit fee schedule.
- Blanket permits are not prorated and are issued for one year unless otherwise specified.
- Blanket permits must have valid insurance or a valid U.S. DOT number; if insurance expires or cancels, the blanket permit becomes invalid.
- Overweight charges apply to weight exceeding 80,000 pounds or specified axle limits.
oversize permit fee: 10 USD · oversize blanket fee: 100 USD · 72-hour legal trip permit fee: 25 USD · harvest permit fee: 25 USD · port permit fee: 170 USD per year · pole blanket fee: 200 USD
“Oversize permit $10.00 Oversize Blanket $100.00”
Mississippi Department of Transportation Permit and Blanket Fees ↗Re-checked Sep 11, 2026
Permit processPartial
Mississippi local permitting for businesses and business-related construction or land development.
- Permits may be required from city or county governments.
- Different locations have different requirements.
- Building permits generally come from the city or county building and planning department for constructing or modifying a place of business.
- Zoning permits generally come from the city or county building and planning department for developing land for specific commercial use.
“You may be required to apply for permits and licenses from your local government (e.g., city or county). Different locations have different requirements.”
Start Your Business in Mississippi — County and City Permits ↗Re-checked Sep 11, 2026
Campground & park staysLimited
Recreational-vehicle occupancy at campgrounds under the jurisdiction of the Pearl River Valley Water Supply District, including Coal Bluff, Goshen Springs, Leake County Water Park, Low Head Dam, and Timberlake.
- The rules apply within all campgrounds under the District’s jurisdiction.
- Campgrounds are not intended to be permanent domiciles for campground guests.
- A recreational vehicle must be in operable road-worthy condition, properly registered and insured in its domicile state or province, with a current license plate affixed.
- Campers may not stay on any pad longer than 12 consecutive months; Standard Plus campers may move to another available pad after 12 months, but the District is not responsible for making a pad available.
- Campsites are typically designed for trailers or recreational vehicles no longer than 32 feet or wider than 8 feet, subject to the stated RVIA-seal, holding-tank, facility-capacity, and prohibited-unit conditions.
- Primitive camping areas without water, electricity, or sewer are not intended for recreational vehicles.
- No permanent structures may be erected on a campsite; temporary accessibility stairs, stoops, steps, or ramps require the stated approvals and size limits.
- Camping is confined to designated campground or overflow areas, and no more than one camping unit is allowed per pad without Campground Manager approval.
maximum stay on one pad: <= 12 consecutive months (Campers may move to a different available pad after 12 months.) · typical campsite RV length: <= 32 feet (Larger units may be accepted if they satisfy the stated RVIA seal, holding-tank, and facility-capacity conditions.) · typical campsite RV width: <= 8 feet (Larger units may be accepted if they satisfy the stated RVIA seal, holding-tank, and facility-capacity conditions.)
“Campers shall not stay on any pad longer than 12 consecutive months”
General Campground Rules and Policies - Ross Barnett Reservoir ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Limited — Temporary camping at designated campgrounds under the jurisdiction of the Pearl River Valley Water Supply District.
  “Camping shall be confined to the designated campground or designated overflow areas.”
  General Campground Rules and Policies - Ross Barnett Reservoir ↗Re-checked Sep 11, 2026
county building authorityGeneral
Mississippi county boards of supervisors' authority and obligation to adopt uniform building codes, including in unincorporated county territory, subject to the statutory opt-out framework.
- All counties and municipalities must enact uniform building codes unless they opted out before November 30, 2014.
- A county board of supervisors adopting building codes after July 1, 2008 must adopt as minimum codes codes established and promulgated by the Mississippi Building Codes Council.
- The statewide source does not identify current county-by-county residential permit enforcement or opt-out status.
opt-out deadline: 2014-11-30 · minimum-code requirement for codes adopted after: >= 2008-07-01
“Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
Mississippi Uniform Building Codes ↗Re-checked Oct 1, 2026

Inside cities and towns in Union County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

Local zoningPresent (with conditions)
Zoning within the Town of Sherman, Mississippi.
- Appeals are governed by Chapter 5, Part 2, of the Sherman Zoning Ordinance, as amended from time to time.
- The cited document is infrastructure and subdivision standards, not the complete zoning ordinance; specific district controls require review of the ordinance itself.
“The process for requesting an appeal, as well as the standards of review, shall be as described in Chapter 5, Part 2, of the Sherman Zoning Ordinance, as amended from time to time.”
Town of Sherman Infrastructure Standards ↗Re-checked Oct 7, 2026
One more reviewed finding on this topic
- Present (with conditions) — Zoning within the City of New Albany, Mississippi.
  “The building inspector also handles the zoning in New Albany including zoning questions, applications for variances, subdivision of property, setbacks and all zoning inquires.”
  CODES and ZONING | Visit New Albany ↗Re-checked Oct 6, 2026

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

County-wide zoning — County-administered zoning in Union County, including its unincorporated area.
Zoning districts — Published zoning districts or zoning maps in Union County.
Minimum dwelling size — Minimum size for dwellings in unincorporated Union County.
Minimum lot size — Minimum residential lot size in unincorporated Union County.
Lot coverage — Lot-coverage limits in Union County.

5 more unanswered

Building height
Camping on your land
Accessory dwellings
Off-grid sanitation
Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Union County, Mississippi

Is Union County a good place to live off-grid or homestead?

Union County scores 69/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 57.9″/yr rainfall plus 67.4% wooded land. Watch-outs: a weaker property-autonomy legal backdrop.

How much does land cost in Union County, Mississippi?

Land in Union County runs about $2,286 per acre, based on the latest county data.

What is the water situation in Union County?

Union County gets about 57.9" of rain a year, with severe drought in roughly 4% of years.

How remote is Union County?

A representative private-land location has about 54,337 people within a 30-minute drive and 2,504,389 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

Building permits, zoning and land rules in Union County, Mississippi